The Ministry of Municipal and Rural Affairs announced an amendment to the existing setback regulations for residential buildings (villas) on the ground floor only in approved residential plans, such that the building coverage ratio on the ground floor is 70% (maximum) of the land area, including the villa structure, the building within the setback, and any annexes. Construction within setbacks adjacent to neighbors is permitted only on a maximum of two sides for detached villas, while one additional setback on the side facing neighbors is permitted for attached duplex villas, with the external annex allowed to be attached to the main building, noting that this permission treats the portion built within the setback as an extension of the main part of the building on the ground floor by integrating the setback space with the architectural spaces of the building (living room, dining room, family room, kitchen, etc.)
The Ministry of Municipal and Rural Affairs explained that this step stemmed from its commitment to developing regulations, including building codes regarding setbacks for residential buildings (villas), thereby enabling citizens to make appropriate use of their land, particularly in the case of small residential plots.
The Ministry emphasized the importance of complying with the conditions and regulations regarding setbacks (for the ground floor), which involve separating the structural framework (a double wall with a structural partition) from neighboring properties by constructing foundations along property lines and connecting the structure to the building’s main body; refraining from building within the minimum statutory setback area adjacent to neighbors for the first floor and upper annex; and providing natural lighting and ventilation for all spaces through skylights, courtyards, and upper openings, with the minimum size for a courtyard or skylight being 2 m by 2 m, in compliance with the Saudi Building Code, ensuring that rainwater does not drain onto neighboring properties, and that the height of the ground floor (for the portion adjacent to the neighbor) shall not exceed 3.5 m from ground level, with the height standardized along the entire length of the fence; furthermore, if there is an existing neighbor, the beneficiary is required to finish the portion visible to the neighbors using the same materials as those used by the neighbors.
The conditions and regulations for construction in setbacks (for the ground floor) also stipulate prohibiting the use of the setback area as a terrace or outdoor balcony, and prohibiting the installation of outdoor air conditioning units or satellite dishes on the portion of the building located within the setback area.
The Ministry of Municipal and Rural Affairs confirmed that the regulations regarding setbacks for residential buildings—villas (detached/attached) (for the ground floor), as well as the development of solutions and alternatives to address the current situation and the enactment of regulations to standardize building procedures in setbacks across all municipalities in the Kingdom, is intended to uphold the principle of fairness, reduce inappropriate building violations in setbacks, and ensure that buildings receive natural lighting and ventilation when construction in setbacks is permitted under specific conditions, to ensure buildings are constructed in a technically sound manner, give architects the flexibility to be creative in their designs, and maximize benefits for citizens so they can make positive use of their land—thereby bringing about a qualitative leap in residential design through innovative architectural solutions (courtyards, semi-courtyards, etc. )
The Ministry of Municipal and Rural Affairs noted that these amendments and improvements were based on a comprehensive study to develop building regulations (construction within setbacks) for residential buildings—villas—(detached / or attached) on the ground floor in approved residential plans. The study was conducted by the Ministry in coordination and collaboration with all municipal authorities. During the study, numerous inquiries and complaints were identified from citizens and various media outlets regarding the loss of unused space in residential buildings (villas), specifically the setbacks, and the question of their practicality, given that they are large, wasted spaces that are not being put to appropriate use. The study also involved meeting with all municipal authorities to gather their views and observations.
